Item 2 - Staff Report and Attachments 1 - 4
PREPARED BY: Jocelyn Shoopman
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 12/11/2019 ITEM NO: 2
DATE: December 3, 2019
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-005. Project
Location: 14919 Los Gatos Boulevard.
Property Owner: Yuki Family Farms c/o Edward Morimoto. Applicant: Don
Capobres.
Requesting preliminary review for relocation an existing pre-1941 single-family
residence on property zoned North 40 Specific Plan to a property in the
approved first phase of the North Forty Specific Plan. APNs 424-07-081 and 424-
07-056
ROLE OF THE CDAC:
The Conceptual Development Advisory Committee (CDAC) advises a prospective applicant on
the overall consistency of a project with Town policies prior to submitting a formal application
and investing in the development review process. The Committee also endeavors to identify
the potential issues that will need to be addressed during the development review process
should the applicant wish to submit an application. The issues identified by the Committee are
not intended to be all-inclusive and other additional issues may be identified during the formal
development review process.
None of the Committee's comments are binding on the Town and in no way are they intended
to indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this report, if an application
is filed, technical analysis would need to be done during the evaluation of the proposal. In
addition, public input is a required and essential component in the development review
process. Notice has been sent to residents and property owners within 300 feet of the project
site. In addition to the public comments received at this meeting, all applicants are strongly
encouraged to hold neighborhood meetings to receive input as the design of the project
evolves should they decide to proceed with the development review process.
PAGE 2 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
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PROJECT DESCRIPTION:
The project includes parcels located inside and outside of the Phase I project area of the North
40 Specific Plan area (Attachment 1). The development plans for Phase I of the North Specific
Plan included the approval of a two-story mixed use building located within the Transition
District. The applicant has submitted a project description (Attachment 3) and preliminary
plans (Attachment 4). Key elements of the proposed project, as listed on the project
description and plans submitted, are as follows:
• Relocation of an existing two-story single-family residence from its current location at
14919 Los Gatos Boulevard to a parcel located within the Phase I project area;
• Conversion of the relocated single-family residence to a mixed use building with an office
use on the first floor and a residential use on the second floor;
• A reduction in the number of residential units for the approved building from two to one,
resulting in a total of 319 housing units for Phase I of the North 40 Specific Plan; and
• A reduction of 11 parking spaces from the surface parking lot.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: North 40 Specific Plan Overlay.
2. Surrounding General Plan designations: North Forty Specific Plan Overlay to the north and
south, California State Route 17 to the west, and Mixed Use Commercial across Los Gatos
Boulevard to the east.
3. Zoning designation: North 40 Specific Plan.
4. Surrounding zoning designations: R-1:10 (Single-Family Residential) across Los Gatos
Boulevard to the east, North 40 Specific Plan to the north and south, and California State
Route 17 to the west.
BACKGROUND:
The proposal includes relocating an existing single-family residence currently located at 14919
Los Gatos Boulevard to a parcel to the south in the Phase I project area. The development plans
for Phase I of the North 40 Specific Plan included the approval of a two-story mixed use building
located within the Transition District. The applicant proposes to replace the approved two-story
mixed use building with a relocated existing two-story single-family residence. The applicant is
proposing to convert the single-family residence into a mixed use building with an office use on
the first floor and a residential use on the second floor. The approved mixed use building
included two office spaces and two housing units. The applicant’s proposal would include one
office space and one housing unit.
PAGE 3 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
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POTENTIAL CONSIDERATIONS AND ISSUES:
The following is a brief list of issues and topics for consideration by the CDAC. Staff has not
reached conclusions on these topics. Staff is identifying them here to help frame the discussion
and to solicit input. The main question for the CDAC is whether or not the applicant’s concept
for the project creates a high-quality plan appropriate for Los Gatos in this location. If an
application is filed, staff would evaluate the technical issues.
1. General Plan/Zoning
a. The project site is currently zoned North 40 Specific Plan, which is consistent with
the current General Plan designation, North 40 Specific Plan Overlay;
b. A reduction in the number of housing units from 320 to 319 would be consistent
with the North 40 Specific Plan designation of dwelling units per acre; and
c. The proposed uses are permitted within the Transition District of the North 40
Specific Plan.
2. Lot Layout
a. Compatibility of the building layout, size of the building, and mass and scale with the
surrounding buildings.
3. Parking
a. Adequacy of parking based on the proposed uses; and
b. Appropriateness of the reduction in parking.
4. Design
a. The project plans provide the previously approved and proposed conceptual site
plans (Exhibits C and D of Attachment 3) and elevation renderings (Attachment 4);
b. Relocation of an existing structure would require approval of an Architecture and
Site application;
c. The side setback adjacent to Curtis Drive increases from nine feet to 14 feet and the
rear setback adjacent to South Turner Street maintains a setback of 12 feet; and
d. The proposed height of the building decreases from 33 feet, seven inches to 26 feet,
two inches.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
Attachments:
1. Location map
2. CDAC application
3. Project Description Letter
4. Conceptual Plans
PAGE 4 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
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Distribution:
Don Capobres, 221 Bachman Avenue, Los Gatos, CA 95030
Yuki Family Farms c/o Edward Morimoto, 15945 Los Gatos Boulevard, Suite 11, Los Gatos, CA
95032
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14919 Los Gatos Boulevard
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